Agenda and minutes

Up to 15 minutes are allowed for public participation.  Participants are restricted to 3 minutes each.

There was no public participation.

        Meeting of the Planning Committee held on 28 February 2024, previously circulated.

RESOLVED that the minutes of the meeting of the Planning Committee held on Wednesday, 28 February 2024 be confirmed and signed as an accurate record.

Members may make any declarations of interest at this point but may also make them at any time during the course of the meeting.

The Chairman made a declaration on behalf of all members of the Planning Committee regarding application 147536, Land off Bridge Street Baltic Mill Lane, Gainsborough, as West Lindsey District Council is the applicant and for application 147781 Prospect House, Summer Hill, Gainsborough, as West Lindsey District Council is the agent.

Councillor Dobbie declared that he had not attended the site visit for application 147233 Land to Rear of 3a, 3b, and 5b Church Street, Hemswell, and would not be participating in the vote of his item. He also declared an interest as a ward member and a member of Gainsborough Town Council.

Councillor Smith declared that he had not attended the site visit for application 147233 Land to Rear of 3a, 3b, and 5b Church Street, Hemswell, and would not be participating in the vote of his item. He also declared an interest in application 146801, Land off Eastfield Lane, Welton, as he had visited the site and gave advice on factual matters prior to becoming a district councillor. Finally, he declared an interest in 146936 Queens Head, Station Road, North Kelsey Moor, as a Lincolnshire County Council ward member.

Councillor Morris declared an interest in application 146936 as a ward member and he had also attended a Parish Council meeting on 8 August 2023  and had met with the applicant and listened to views about the site. He had also received emails in his capacity as a ward member, but he was open-minded in determining the application.

Councillor Hague declared that he had not attended the site visit for application 147233 Land to Rear of 3a, 3b, and 5b Church Street, Hemswell, and would not be participating in the vote of his item.

Note – the status of Neighbourhood Plans in the District may be found via this link

https://www.west-lindsey.gov.uk/my-services/planning-and-building/neighbourhood-planning/

Members heard the government had announced proposals for a new ‘accelerated planning system’, and the consultation document stated that under the system the applicant would pay a higher planning fee to the local planning authority and in exchange the application would need to be determined in 10 weeks (rather than the 13-week statutory time limit) with a guarantee that the fee would be refunded if not determined within the 10-week timescale. The current reported time for determining a major planning application was approximately 28 weeks. As part of the consultation, the government would explore two options for the operation of the planning service, the above ‘discretionary’ option would give applicants bringing forward qualifying schemes the choice of using the accelerated service, or the standard route with lower associated fees and longer timescales. The second ‘mandatory option’ would mean that applicants bringing forward major schemes could only use the accelerated service. The consultation was due to run until 1 May 2024.

With regard to Neighbourhood Plans, Members were provided with the following update:

The Chair introduced application 147233, to erect two dwellings with garages including installation of a private driveway. The Planning Officer confirmed there was no update to the published report and presented a summary of the application. He highlighted the proposed application site and explained the only part of the site that was in the conservation area was the existing driveway. The Chair thanked the Officer for his presentation and advised the Committee there were four registered speakers present.

Councillor Mander explained that the Local Plan was out of date and members should consider this a material planning matter. Where there was no relevant plan or policies, members should consider policy 11 as advised by the Planning Advisory Service and LGA. He urged members to consider his advice and expressed his belief that the application would have a negative impact on the area.

Mr David Nelstrop, the applicant, thanked members for attending the site visit and explained the scheme had taken 18 months and he had engaged with the Planning team throughout the process for pre-application advice and other planning matters. The scheme was revised following comments received from Officers. The site would preserve heritage assets and the tree officer had been consulted and was satisfied there would be no impact on the environment.

Mrs Michelle Sheppard addressed the Committee and explained trees with tree preservation orders (TPOs) had been cleared from the site over time and there were no records of their removal. She explained the application was detrimental to the character of the area.

Mr Lee Wright raised concerns regarding the monitoring of planning conditions and the reliance on members of the public to bring issues to the Council’s attention. He considered the application to be unacceptable and it was not supported by the Parish Council or resident community.

The Development Management Team Manager responded to comments and advised the Committee that the Local Plan was adopted in 2023, so not out of date, and the NPPF “Presumption in favour of Sustainable Development” was not engaged. He advised members the correct test was set out in the Officers Report, which is to refer to the most recent policy where there is a conflict, which here is the Central Lincolnshire Local Plan. The Development Management Team Leader explained there were no trees being removed as part of the application and the Tree Officer had addressed this in their report to members.

Members enquired if they could increase the capacity of the rainwater harvesting butt as detailed in condition 18 and asked when the TPOs were enforced. Members were asked to refer to the Tree Officer comments in the report. The Development Management Team Manager explained the condition was for a minimum of 100 litres, so a greater capacity could be obtained.

On taking the vote, it was agreed that planning permission be GRANTED subject to following conditions.

Conditions stating the time by which the development must be commenced:

1.The development hereby permitted shall be begun before the expiration  ...  view the full minutes text for item 97.

The Chair introduced application 146801, to erect 108 dwellings with access to be considered. The Planning Officer confirmed there were a couple of updates to the published report and presented a summary of the application. On page 62 of the report, 14.2dph had been corrected to 7dph per dwelling. There were also amendments on page 63 as the developable area was 75% and on page 84/85 in relation to condition 10 changed to 5 litres.

Members asked a point of clarification on the cold-water maintenance and asked who was responsible for this. The Development Management Team Leader responded that this would be detailed as part of the condition at a later stage as it would need to be agreed with the flood authority and Internal Drainage Board (IDB).

The Chair thanked the Officer for his presentation and advised the Committee there were six registered speakers.

Councillor Mike Powell, Chair of Welton-by-Lincoln’s Planning and Development Committee addressed the Committee and expressed that Welton had been inundated with housing development and it was important to consider accessibility and character of the village. He expressed concerns regarding flooding and drainage, and pressure on healthcare and education providers.

Steve Catney, the agent for the site, shared the application would deliver biodiversity benefits, provided affordable homes as well as significant road improvements and improve the rural footpath network. He addressed surface water concerns raised by the Parish Council and explained drainage was controlled at 5 litres per second. He concluded that the Wildlife Trust and other statutory consultees had been approached and were happy with the application.

Mr Chris Thomas represented a large group of residents from Welton and outlined objections to the application on the grounds of a need to preserve the local vernacular and a need for low density. He urged for the character and setting to be taken into account and access at the West of the site, in line with Highways comments.

Councillor Mrs Diana Rodgers, a local ward member for Dunholme and Welton, shared that she had lived in Eastfield Lane for over 25 years. She emphasised the unsuitability of the site, as Welton had been subject to major housing developments to address the housing need, but the highways were dangerous and fatal accidents had taken place on the bend near the proposed access. The schools and health centre were at capacity and more housing would place a further strain on services.

Councillor Paul Swift, a local ward member for Dunholme and Welton, echoed concerns regarding the excessive growth in Welton with 3 ongoing large developments and future proposed developments. He stressed the unsuitability of the site and the need for low density requirements.

The Development Management Team Manager advised the Committee that it is a plan-led planning system, and the site is already allocated for residential development in the Central Lincolnshire Local Plan (April 2023), which had been through a public examination and found to be ‘sound’.. In terms of infrastructure, there was a clear policy and mechanisms  ...  view the full minutes text for item 98.

Note: The Chairman recommenced the meeting at 20:11.

The Chair introduced application 146936, for change of use from former public house to form 1 dwelling with studio workspace and attached annexe, including additional self-contained annexe to be used as holiday accommodation. The Development Management Officer confirmed there was no update to the published report and presented a summary of the application.

The Chair thanked the Officer for her presentation and advised the Committee there was one registered speaker and a written statement had been received.

Mr Daniel Hyde, the agent, addressed the Committee and explained the Queen’s Head was for sale in 2018 and in 2020 was listed for sale and remained on the market until May 2020. The original owner repurchased the property as a pub but after a failed venture went into liquidation. Due to age and lack of investment, and insultation and other building costs, the building had fallen into a state of disrepair. Significant investment would be required to bring up to standard and would hope to bring tourism to the area and prevent further deterioration of the building.

A statement from Ms Helen Burrows was read by the Democratic and Civic Officer:

My home (West Barn Cottage) is very close to the Queens Head pub and since it closed over 6 years ago, we have lived with a great deal of uncertainty.  Over this time, it has fallen into further disrepair and blights our local community as it has been broken into and vandalised many times over the years.  I am in favour of the plans that the current owner has submitted.  Pubs in our area are struggling in the current economic climate.  The Queens Head failed as a business in January 2019 when the economy was significantly better, and it no longer has a customer base.   If it were to reopen as a pub then this would take customers away from other local businesses who are struggling to remain open.  

Members sought clarification on how conditions 6 and 7, relating to the alteration of the annexe and change of use to residential, could be enforced. The Development Management Officer explained the condition prevents a separate residential property and if breached it would be reported to the Council and condition 7 prevented any extension or alteration, as planning permission would be required. Members expressed flooding concerns and the Development Management Officer responded there was no additional risk with the change of use and did not warrant need for additional drainage.

On taking the vote, it was agreed that planning permission be GRANTED subject to the following conditions.

Conditions stating the time by which the development must be commenced:

1. The development hereby permitted shall be begun before the expiration of

three years from the date of this permission.

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

Conditions which apply or require matters to be agreed before the development commenced:

None.

Conditions which apply or are  ...  view the full minutes text for item 99.

The Chair introduced application 147479, conversion of water tower to 1 dwelling with demolition of existing attached agricultural buildings, and extension of host building. The Senior Development Management Officer confirmed there was no update to the published report and presented a summary of the application.

The Chair thanked the Officer for her presentation and advised the Committee there were no registered speakers.

Members considered the application and praised the imaginative development work.

On taking the vote, it was agreed that planning permission be GRANTED subject to the following conditions.

Conditions stating the time by which the development must be commenced:

1.    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

Conditions which apply or require matters to be agreed before the development commenced:

None.

Conditions which apply or are to be observed during the course of the development:

2.    With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with the details as shown on the approved plans and any other document forming part of the application:

§  Site Location Plan with Proposed Block Plan- 2668-A1-04C received 01/02/2024;

§  Proposed Elevations- 2668-A1-06A received 01/02/2024;

§  Proposed Floor Plans – 2668- A2-05A received 01/02/2024.

Reason: To ensure the development proceeds in accordance with the approved plans

3. No development, other than to foundations level on the proposed extension shall take place until details and samples (where stated) of the following materials have been made available on site for inspection and agreed in writing with the Local Planning Authority. The proposed development shall only proceed in accordance with the approved materials.

§  Brickwork- 1m square sample panel to be made available on site for inspection;

§  Sample of any replacement stone;

§  All new external cladding – Samples to be made available on site for inspection;

§  Specifications of all new windows, doors, glazing and joinery details at a scale of 1:20, including colour and finish,

§  Rainwater goods.

Reason: In the interests of visual amenity and to ensure the materials used are appropriate in this sensitive setting in accordance with Policies S53 and S57 of the Central Lincolnshire Local Plan 2023 and the NPPF.

3.    No development other than to foundation level on the proposed extension shall take place until full details of foul and surface water drainage (including the results of percolation tests) has been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details and retained thereafter.

Reason: To ensure adequate drainage facilities are provided to serve the development and to prevent pollution of the water environment in accordance with Policy S21 of the Central Lincolnshire Local Plan 2023.

4.    The development hereby approved must only be carried out in accordance with the recommendations set out  ...  view the full minutes text for item 100.

The Chair introduced application 147536, for change of use of vacant Baltic Mill site into a landscaped area. The Senior Development Management Officer confirmed there was no update to the published report and presented a summary of the application.

The Chair thanked the Officer for her presentation and advised the Committee there were no registered speakers.

Members considered the application and praised the landscaping. Members felt concerned that there may be an increase in traffic in the area and felt a road crossing should be considered at the site. Members noted the raised road to slow traffic, and one suggested a coffee shop or similar would make a good addition to the area.

On taking the vote, it was agreed that planning permission be GRANTED subject to the following conditions.

Conditions stating the time by which the development must be commenced:

1.The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

Conditions which apply or require matters to be agreed before the development commenced:

None.

Conditions which apply or are to be observed during the course of the development:

2. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with the following drawings:

§  Site Location Plan 1000008345-4-BM0000 Rev 2;

§  Baltic Mill Seat Details 1000008345-4-0150-02 Rev 1;

§  Baltic Mill Planting Plan Planting Bed 5 1000008345-4-3000-06 Rev 1;

§  Gainsborough Public Realm Lighting Document;

§  Gainsborough Baltic Mill Lighting Column Specification;

§  Lighting Column 3D44268-03 Rev A;

§  Lantern Specification and Lantern Product Datasheet;

§  Baltic Mill Retaining Wall Details 1000008345-4-0150-04 Rev 1;

§  Baltic Mill Soft Landscape Details 1000008345- 4-BM-3001-01 Rev 1;

§  General Arrangement Baltic Mill 1000008345-4-0100 Rev 1;

§  Proposed Lighting Layout Baltic Mill Sheet 1 of 1 1000008345-4-0130-001 Rev 2;

§  Baltic Mill Step and Edging Details 1000008345-4-0150-01 Rev 1;

§  Baltic Mill Planting Design Planting Beds Location Plan 1000008345-4-3000-01 Rev 1;

§  Baltic Mill Corten Pergola Design Intent Details 1000008345-4-0150-05 Rev 1;

§  Baltic Mill Planting Design Tree Planting Plan 1000008345-4-3000-02 Rev 1;

§  Hardscape Plan Baltic Mill 1000008345-4-1110 Rev 1;

§  Baltic Mill Planting Design Planting Plan- Planting Bed 1 1000008345-4-3000-03 Rev 1;

§  Baltic Mill Planting Design Planting Plan Planting Beds 2 and 3 1000008345- 4-3000-04 Rev 1;

§  Baltic Mill Planting Design Planting Plan Planting Bed 4 1000008345- 4-3000-05 Rev 1.

All received 9th November 2023. The works shall be carried out in accordance with the details and materials shown on the approved plans, and in any other approved documents forming part of the application.

Reason: To ensure the development proceeds in accordance with the approved plans.

3. The development shall be carried out in accordance with the drawings ‘1000008345-4-0150-02’ and ‘1000008345-4-0150-04’, both dated October 2023, compiled by Project Centre and the following mitigation  ...  view the full minutes text for item 101.

The Chair introduced application 147781, listed building consent to install access ramp and level access shower. The Development Management Team Manager confirmed there was no update to the published report and presented a summary of the application.

The Chair thanked the Officer for his presentation and advised the Committee there was one written statement.

A statement from Veronica Edwards was read by the Democratic and Civic Officer:

The proposed changes are essential for the client to remain in the family home and lead a more fulfilling life. At the current time the client is restricted to downstairs living, and this is proving very challenging due to the lack of bathing facilities that she can access. Other issues that the family must contend with are the difficulties the emergency services are experiencing in removing the client from the property when her condition worsens, which unfortunately is becoming more frequent. Due to the layout of the property with the many changes in level and the absence of ramps, removing her safely and quickly has become a challenge for all concerned. We have received an email from Rosie Jeffery (NHS Continuing Health Care Case manager) who has expressed a need for these adaptations at the property due to the difficulties the ambulance crews are having.The family have tried to sell the property, with it being on the market for well over two years and move to a more suitable house, however this has proved unsuccessful. The fact the property is a grade 2 listed building has put some potential buyers off, as it would prove very difficult to adapt to their own liking, these restrictions are also what is restricting the family from adapting the home.The proposed adaptions are sympathetic to the original features, within the proposed bathroom the original doorway will be covered but retained underneath the new stud wall. The external ramp will be hidden by the existing wall and the original doorway it leads to is being kept and not altered. The Heritage Officer (Liz Mayle) who carried out our heritage statement fully endorses the proposed changes that we have suggested, and it was her suggestion to move the door within the proposed bathroom area, as she stated no original features would be damaged or disturbed.

Members considered the application and strongly felt that it was important for the adaptations to be made so they could remain in the family home.

On taking the vote, it was agreed that planning permission be GRANTED subject to the following conditions.

Conditions stating the time by which the development must be commenced:

1.    The works to which this consent relates shall be begun before the expiration of three years from the date of this consent.

Reason: To conform with Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended).

Conditions which apply or require matters to be agreed before the development commenced:

None.

Conditions which apply or are to be observed during the course of the development:  ...  view the full minutes text for item 102.

With no comments, questions or requirement for a vote, the determination of appeals was NOTED.

To resolve that under Section 100 (A)(4) of the Local Government Act 1972, the public and press be excluded from the meeting for the following items of business on the grounds that they involve the likely disclosure of exempt information as defined in paragraph  2 of Part 1 of Schedule 12A of the Act.

RESOLVED That under Section 100 (A)(4) of the Local Government Act 1972, the public and press be excluded from the meeting for the following items of business on the grounds that they involve the likely disclosure of exempt information as defined in paragraph 2 of Part 1 of Schedule 12A of the Act.

The Housing and Environmental Enforcement Manager presented information relating to enforcement cases to the Committee.

Members agreed to the frequency of reporting and requested more data relating to cases and asked questions pertinent to the report.

RESOLVED That the Committee noted the enforcement action that is being undertaken and approved the frequency of reporting.